HomeMy WebLinkAboutPSD-013-12 i •
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Leading the Way REPORT
PLANNING SERVICES DEPARTMENT
Meeting: GENERAL PURPOSE AND ADMINISTRATION COMMITTEE
Date: February 27, 2012 Resolution #: 601-9-117-1P By-law #: N/A
Report #: PSD-013-12 File #: PLN 7.17
Subject: ANNUAL REPORT ON PLANNING ACTIVITIES FOR 2011
RECOMMENDATIONS:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council the following:
1. THAT Report PSD-013-12 be received for information.
7
Submitted b4ii Cs Reviewed by:
J. Cro , M.C.I. . .P. anklin Wu,
or of P lanning Services Chief Administrative Office le NG/CP/df
21 February 2012
CORPORATION OF THE MUNICIPALITY OF CLARINGTON
40 TEMPERANCE STREET, BOWMANVILLE, ONTARIO L1C 3A6 T (905)623-3379 F (905)623-0830
REPORT NO.: PSD-013-12 PAGE 2
1. PURPOSE
1.1 This report summarizes planning activity within the Municipality of Clarington for
the 2011 year. The Planning Services Department monitors activities to assess
the effectiveness of the Municipality's Official Plan policies and other regulatory
documents. Monitoring also assists in identifying emerging issues and trends.
This report provides an overview of applications received and processed in 2011.
For the purposes of this report, the information on the following planning activities
has been reviewed:
• Subdivision
• Condominium
• Official Plan Amendments
• Zoning Amendments
• Site Plan
• Minor Variance
• Consent
• Sign Permit
• Apartment In-House
• Preconsultation Meetings
2. SUBDIVISION ACTIVITY
2.1 The Planning Services Department reports to Council on applications for
subdivision approval at the public meeting stage and when draft approval is
recommended. This includes revision to previously draft approved plans. Under
delegated authority the Planning Department approves the plan, with all agency
conditions, authorizes minor revisions and issues final approval which leads to
registration. Municipal staff also prepare subdivision agreements for execution.
The following chart identifies activity related to the subdivision application
process. It should be noted that larger draft plans are typically registered in
multiple phases.
Sum mar of Subdivision Activity for 2011
Revisions to Revisions to
Proposed Draft Draft Draft
Applications Approval Approved Approved Registered
Received Issued Plans Plans Plans
Received Issued
Courtice 0 2 1 1 2
Bowmanville 2 0 0 1 3
Newcastle 0 0 0 0 1
Hamlet/Rural 0 0 0 0 1
Total 2 2 1 2 7
REPORT NO.: PSD-013-12 PAGE 3
The above table is a summary of subdivision activity by geographic area
throughout the 2011 year. See Attachment 1 for a more detailed description of
each application. The majority of subdivision activity took place within the
Courtice and Bowmanville Urban Areas. This is consistent with Clarington's
Official Plan policies wherein Bowmanville is the predominant growth centre and
Courtice is next.
The following chart shows the distribution of housing types by geographic area
for all the subdivision activity in 2011. Bowmanville has the highest dwelling unit
count in terms of subdivision activity for 2011. This indicates that Bowmanville is
expected to see a substantial amount of residential development in the coming
years as plans become registered and building permits get issued.
Distribution of ousing Types by Geo raphic Area for 2011
Single Semi Townhouse Apartment Total # Units
Courtice 299 0 131 0 430
Bowmanville 1068 266 527 126 1987
Newcastle 158 0 0 0 158
Hamlet/Rural 19 0 0 0 19
Total # Units 1544 266 658 126 2594
The chart below shows the distribution of housing types for those subdivision
applications that had activity in 2011. Singe family dwelling units consist of 59.5%
of the total housing units, while townhouses are the second largest, at 25.4%.
This shows that townhouse development is becoming more prominent in dwelling
unit type, as a result of high density strategies established in recent years.
Subdivision Activity 2011 — Distribution of Housing Types
4.9`.'1
AparLmenL
25.4%
Taw n hoLISe
Semi 59.5%
Single
REPORT NO.: PSD-013-12 PAGE 4
The total number of residential lots in the pipeline at the end of 2011, regardless
of when the application was received or draft approved is shown in the chart
below. The chart is distributed by urban areas/rural areas and identifies where
the units are in the planning process.
Number of Lots in Subdivision Applications
Hamlets &
Courtice Bowmanville Newcastle Rural Total
Areas
Subdivision
Applications 174 1935 1031 26 3,166
being reviewed
Application Draft 639 3273 785 68 4,765
Approved
Vacant lots in
Registered 143 339 156 35 673
Plans
Total 956 5547 1972 129 8,604
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REPORT NO.: PSD-013-12 PAGE 5
Based on 10 year average of building permits issued in Clarington (690), the
Municipality has 12 year supply of residential dwellings in the pipeline.
3. CONDOMINIUM ACTIVITY
3.1 In recent years the number of condominium applications has increased in the
Municipality. As Clarington continues to grow and conform with the policies of
the Growth Plan, condominium applications are expected to continue to rise. A
condominium is the form of housing tenure where a specific part of land is
individually owned while use of, and access to, common facilities and operations
is controlled by the association of owners that jointly represent ownership of the
whole piece. Condominium applications are typically considered following site
plan approval of a development. The following table shows the condominium
activity for 2011 by geographic area. See Attachment 2 for more details on the
condominium applications.
Summary of Condominium Activity for 2011
Proposed Draft Approval Registered
Applications Received Issued
Courtice 0 0 0
Bowmanville 1 1 2
Newcastle 0 0 0
Hamlet/Rural 1 0 0
Total 2 1 2
In 2011, Bowmanville has the highest activity rate for condominium applications.
A total of two condominium applications were registered in 2011, both within the
Bowmanville Urban Area.
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REPORT NO.: PSD-013-12 PAGE 6
The table below shows the distribution of the number of units by geographic
area. For 2011, a total of 128 new condominium units were proposed, 119 units
were draft approved, and 92 units became registered. It should be noted that of
the 119 units that were draft approved, 44 units became registered within the
same year. Therefore, the 44 units are also included in the 92 total registered
units. Overall, the table indicates that there will be greater condominium activity
in the upcoming years, especially for the Bowmanville area.
Condominium Activity for 2011 — Distribution of Units
Proposed Draft Approval
Applications Issued Registered
Received
Courtice 0 0 0
Bowmanville 120 119 92
Newcastle 0 0 0
Hamlet/Rural 1 8 0 0
Total 128 119 92
4. OFFICIAL PLAN AMENDMENT ACTIVITY
4.1 The Planning Service Department reviews Official Plan Amendments for
conformity with the Durham Regional Official Plan and Provincial plans and
policies. In 2011, there were a total of four(4) Clarington Official Plan
Amendment applications received and two (2) Official Plan Amendment
applications were approved by Council.
• One application was to redesignate the lands from Urban Residential to
"Village Centre" and "Street-Related Commercial' to round out the existing
Newcastle Village Centre. This amendment was to allow for the No Frills
Grocery Store in Newcastle; and
• The other application was to redesignate land in the Bowmanville West
Town Centre from "Community Facility" to "Medium Density Residential'.
This application was for lands east of Clarington Boulevard and north of
Stevens Boulevard.
ARMe
EAST
2 7
REPORT NO.: PSD-013-12 PAGE 7
5. ZONING BY-LAW AMENDMENT ACTIVITY
5.1 Zoning By-law Amendment applications are reported to Council. There are two
main types of Zoning By-law Amendment applications: Removal of Holding
Symbol/Prefix and Rezoning. As shown in the table below in 2011, a total of 24
Zoning By-law amendment applications were received and 22 were approved by
Council.
Zoning By-Law Amendment Activity for 2011
Type of Zoning By-Law Proposed Applications Approved By Council
Amendment Received
Removal of Holding 10 12
Rezoning 14 10
Total 24 22
6. SITE PLAN ACTIVITY
6.1 The Clarington Site Plan Control By-law requires that plans and drawings for the
majority of buildings or structures proposed in the Municipality receive site plan
approval prior to issuance of a building permit. Site plan approval is generally
required for a proposed development to ensure a comprehensive design review
of the location of buildings, landscaping, access locations, servicing and grading,
stormwater management, etc., by all regulatory authorities.
36 Site Plan applications were received in 2011 and a total of 31 applications
have been approved. Details of the site plan applications submitted and
approved are described in Attachment 3 and Attachment 4 respectively. The
following table provides an overview of the site plan applications received and
approved based on land use type.
Site Plan Activity for 2011
Land Use Type Applications Received Site Plans Approved
Major Residential+ 2 2
Minor Residential++ 1 3
Commercial 12 11
Industrial 4 9
Govern ment/Institutiona1 3 1
Telecommunication Towers 14 5
Total 36 31
+Major residential uses are residential units consisting of more than three units
++Minor residential uses are residential units consisting of three or less units
REPORT NO.: PSD-013-12 PAGE 8
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In 2011, a total of 12 commercial applications were received, compared to 18
commercial applications received in 2010 — a 33% decrease. The geographic
distributions of all received applications in 2011 were mostly found within the
Bowmanville Urban Area. Telecommunication towers have the highest percentage
of site plan applications received, at 39%. For residential applications received in
2011, there were 129 total units proposed, all were for townhouse units, with the
exception of one dwelling within the Oak Ridges Moraine. Another notable
application received on the Oak Ridges Moraine was for expansion at Mosport.
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Nearly half(42%) of the 31 site plan approvals in 2011 were applications
submitted in the same year. The highest percentage of site plan approvals was
for commercial land uses (35%), most of which were in the Bowmanville urban
area. Commercial and industrial related uses combined, make up a total of 65%
of all site plan approvals. In 2011, 27,732.83 m2 of commercial floor space was
approved, including the Canadian Tire and the Dollarama in Bowmanville,
Shoppers Drugmart in Courtice with medical and office buildings above.
REPORT NO.: PSD-013-12 PAGE 9
TR�'
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Industrial developments approved in 2011 accounted for 29,911.49 m2 of total
floor area, consisting of OPG Energy Complex and expansion to a lumber
storage yard in Newcastle. Also the government/institutional category was of
significance with the approval of the Energy from Waste facility in Courtice.
7. MINOR VARIANCE ACTIVITY
7.1 The Committee of Adjustment is appointed by Council to make decisions on
minor variances to the Municipality's Zoning By-law. For 2011, twelve (12)
Committee of Adjustment meetings were held and a total of 41 applications were
heard (one application was withdrawn). A total of six (6) applications were
tabled, mainly due to needing further information, a new issue was raised, or staff
and applicant were in disagreement about a particular issue and further
investigation was required. A total of 40 applications were approved and one
application was denied for an increase in floor area and height of a detached
garage. No appeals were registered against the Committee's decision in 2011.
Details of the minor variance applications are described in Attachment 5.
Minor Variance Applications for 2011
Activity Total
Applications Withdrawn 1
Applications Approved 40
Applications Denied 1
Applications Appealed 0
Total 42
REPORT NO.: PSD-013-12 PAGE 10
8. LAND DIVISION ACTIVITY
8.1 The Planning Services Department provides comments to the Durham Region
Land Division Committee on consent applications. The Planning Department
provides coordinated comments for all Clarington departments. The comments
in support of an application detail conditions of approval to be satisfied. After an
application has been approved, applicants have one year to fulfill conditions.
During that time applicants continue to work with staff to fulfill the conditions.
Once conditions are met, a clearance letter is provided to the Region of Durham.
In 2011, a total of 29 new Land Division applications were received. Details of the
land division applications are described in Attachment 6. The table below
summarizes the consent applications received based on the type of land use.
The majority of the applicants applied for consent in urban residential areas.
Consent Applications Received by Type of Land Use for 2011
Land Use Total
Urban Residential 19
Rural Residential 1
Commercial 5
Agriculture 3
Institutional 1
Total 29
Planning staff provided comments to the Durham Regional Land Division
Committee on 37 applications, some of which were tabled applications from
previous years. The majority of proposed new lots are for urban residential land
uses. For boundary adjustments, commercial land uses have the most
applications, while agricultural boundary adjustments has the second highest,
which were mainly for farm surplus dwellings.
Comments to Land Division Committee by Type for 2011
Land Use Proposed New Lots Boundary Adjustments
Urban Residential 18 1
Rural Residential 6 1
Commercial 1 5
Agriculture 0 4
Institutional 0 1
Total 25 12
9. SIGN PERMIT APPLICATIONS
9.1 Sign permits are required for most signs within the Municipality of Clarington.
Sign permits are divided into two categories: Permanent and Temporary.
Permanent signs include but are not limited to, storefront signs, ground signs,
menu board signs, and permanent advertising signs on private property.
REPORT NO.: PSD-013-12 PAGE 11
Temporary signs mainly include mobile signs and temporary promotional signs.
The Sign By-law 2009-0123 regulates the type, size, number and location of
signs permitted on a lot based on the use of the property. One completed
application form is submitted for each individual advertising establishment,
therefore an application can be made for more than one sign. The fee for each
individual application is based on the number of signs they are applying for.
Sign Permit Activity by Geographic Area for 2011
Number of Applications Total Number of Signs
Permanent Temporary Permanent Temporary
Courtice 7 66 18 66
Bowmanville 24 80 50 97
Newcastle 5 7 10 7
Orono 2 2 4 21
Darlington 2 8 3 8
Clarke 1 1 2 1
Total 41 164 87 200
The table above shows the sign permit activity for 2011 based on geographic
area. A total of 205 sign permit applications were received in 2011, for a total of
287 number of signs. A total of 104 applications were received within the
Bowmanville urban area, this accounts for 51% of all applications received during
the 2011 year. In terms of the total number of signs, temporary signs make up
well over half(70%) of the 287 signs issued.
10. APARTMENT-IN-HOUSE ACTIVITY
10.1 The Municipality requires that all residents who request to convert a portion of
their home to an apartment must apply for an apartment-in-house certificate in
addition to a building permit application. An apartment-in-house application
provides the Emergency Services Department with opportunity to ensure the unit
complies to Fire Code and is on their data base, as well as ensuring apartments
are zoned appropriately and that sufficient parking is provided on the lot. Second
suite apartments are not permitted in Orono or in rural and hamlet areas due to
servicing constraints.
Eight (8) apartment-in-house applications were received and four (4) apartment-
in-house applications became registered in 2011. Of the eight received
applications, only one apartment was registered within the same year. This is
partially due to the fact that an apartment can only become registered once
construction has finished and final occupancy has been granted from the Building
Division.
REPORT NO.: PSD-013-12 PAGE 12
The majority of applications received in 2011 were for new apartments, only two
were to register existing apartments. All applications received were for basement
apartments. Bowmanville saw the largest apartment-in-house activity for the
2011 year.
Apartment-in-House Activity for 2011
Applications Received Applications Registered
Bowmanville 4 4
Courtice 3 0
Newcastle 1 0
Total 8 4
11. PRECONSULTATION MEETINGS
11.1 Preconsultation meetings are a good indication of future proposals within the
Municipality of Clarington. Preconsultation meetings are held before major
development applications are submitted. Prospective development applicants
consult with municipal and agency staff prior to their formal application
submission. Council adopted a by-law requiring a preconsultation meeting must
be held for all Official Plan Amendments, Zoning By-law Amendments, Draft
Plans of Subdivision, Draft Plans of Condominium and Site Plan applications.
During the preconsultation meeting the applicant is made aware of the process
for the specific application(s) proposed. This includes detailing the number and
type of studies, technical reports and drawings that will be required, as well as
the appropriate fees involved. The result of the meetings is a road map to the
process.
Preconsultation Meetings Based on Type and by Geographic Area (2011)
Bowmanville Courtice Newcastle Hamlet Total
& Rural
Major Residential+ 8 7 0 1 16
Minor residential++ 0 3 0 5 8
Commercial 11 4 3 5 23
Industrial 4 4 1 1 10
Government/ 1 2 3 1 7
Institutional
Recreational 0 0 0 3 3
Telecommunication 0 1 1 1 3
Towers
Total 24 21 8 17 70
+ Major residential uses are residential units consisting of more than three units
++ Minor residential uses are residential units consisting of three or less units
The table above shows the number of preconsultation meetings held in 2011 (a
total of 70). Of the 70 preconsultation meetings held, a total of 19 planning
applications were submitted. Some proponents may never submit an application
following a preconsultation meeting as a result of costs or other factors. Often
REPORT NO.: PSD-013-12 PAGE 13
applicants do not submit their application for a number of months while technical
studies are completed and plans are revised based on the comments received at
the meeting.
The largest number of preconsultation meetings were for commercial projects.
Major residential uses are second. Industrial proposals were just under 15% of
all meetings.
Preconsultation meetings were located in the following geographic areas:
• Bowmanville Urban Area 34%
• Courtice Urban Area 30%
• Newcastle Village Urban Area 12%
• Rural and Hamlet Areas 24%
12. CONCURRENCE — Not Applicable
13. CONCLUSION
13.1 The Planning Services Department has undertaken a number of steps in 2011 to
improve the overall development approval process. Some of these steps
include:
• reforming the Preconsultation meeting process;
• introduced a Site Plan Approval Handbook for applications on the Moraine
as well as for applications off the Moraine (available on the website);
• updated the 26 Information Brochures (available at the Planning Services
Department Counter and on the website);
• reviewed and updated internal procedural manuals for a number of
development applications;
• reviewed number of drawings and technical reports required in support of
applications; and
• commenced digital circulation of information including drawings for
preconsultation meetings.
13.2 Overall 2011 was a successful year for Clarington with respect to proposed and
approved developments with an emphasis on urban residential and commercial
development. The Planning Service Department has seen positive growth in
applications from previous years, indicating potential for strong growth in the
coming years, should developments proposed and approved proceed to
construction.
REPORT NO.: PSD-013-12 PAGE 14
CONFORMITY WITH STRATEGIC PLAN
The recommendations contained in this report conform to the general intent of the
following priorities of the Strategic Plan:
X Promoting economic development
Maintaining financial stability
Connecting Clarin ton
X Promoting green initiatives
Investing in infrastructure
Showcasing our community
Not in conformity with Strategic Plan
Staff Contact: Nicole Granzotto
Attachments:
Attachment 1 — Subdivision Activity 2011
Attachment 2 — Condominium Activity 2011
Attachment 3 — Site Plan Applications Submitted 2011
Attachment 4 — Site Plans Approved 2011
Attachment 5 — Committee of Adjustment Activity 2011
Attachment 6 — Land Division Activity 2011
Attachment 7 —Apartment-In-House Activity 2011
Attachment 1
To Report PSD-013-12
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